We are buying a house and require a conveyancing solicitor in Shard End who is on the Skipton conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Shard End.
Is it the case that all Shard End solicitors on the Barclays conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
We are getting a further advance on our mortgage from UBS as we wish to conduct renovations to our home in Shard End. Are we obliged to select a nearby Shard End solicitor on the UBS conveyancing panel to deal with the paperwork?
UBS don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
I have decided to exercise my right to buy my property in Shard End off the council. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
A colleague advised me that if I am purchasing in Shard End I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Shard End conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Shard End around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Shard End Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Shard End Education with maps and statistics, Local Amenities and other useful data concerning Shard End.
It has been four months since my purchase conveyancing in Shard End took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In my capacity as executor for the estate of my uncle I am selling a house in Cardiff but live in Shard End. My conveyancer (based 300 kilometers from merequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Shard End to attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in Shard End